Loading...
1990-08-01 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION August 1 , 1990 Town Center PUD Ordinance Chairman Sheldon called the Public Hearing to order at 7 : 30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Braiman Mr. Rubin Mr. Charlette Commissioners Absent : Ms. Howard Mr. Rosenston Also Present: Mr. Marc Schwartz, Batler & Schwartz Mr. Rick Skelton, Asst. Village Attorney Mr. Robert Pfeil , Village Planner Chairman Sheldon read the Notice of Public Hearing as published in the Buffalo Grove Herald, explained the format of the meeting, and swore in Messrs. Schwartz and Pfeil . Exhibits for the hearing included the Location Map (Exhibit 1 ) depicting the location of Lots 4 and 5 of Unit 3 , and the Town Center site plan, revised date 7/17/90 (Exhibit 2 ) . Mr. Pfeil explained that in the original 1986 PUD Ordinance for Town Center the Village Green (Lot 5 ) and the detention basin (Lot 4 ) were treated differently in that the Village Green was to be dedicated to the Village but privately maintained and the detention basin was to be privately owned and maintained. The Village now has an interest in acquiring ownership of the detention basin and maintenance for both areas would now be the Village's responsibility. The developer has requested that the PUD Ordinance be amended to reflect that they will no longer have maintenance responsibility for those two areas. ../ Commissioner Braiman asked if it was in the Village' s best interest to maintain these areas, which Mr. Pfeil confirmed it is. Commissioner Goldspiel noted that the detention area is needed for crowd spillover from the Village Green and therefore ownership by the Village and attendant maintenance is reasonable. Buffalo Grove Plan Commission-Public Hearing-August 1 , 1990-Page 1 Commissioner Rhodes asked who would maintain the parking lot to be used for those using the Village Green. Mr. Pfeil stated Melvin Simon/Town Center Associates would maintain that area. There being no further comments or questions from the audience, Chairman Sheldon closed the Public Hearing at 7 :40 P.M. Respectfully Submitted, ROSEMARY ALLEN Recording Secretary Approved By: BARBARA SHELDON, Chairman v Commission-Public Buffalo Gro a Plan Commissi n Public Hearing-August 1 , 1990-Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 1 , 1990 Town Center PUD Ordinance - Maintenance of Lots 4 and 5, Unit 3 Town Center - Michael Reese HMO Mormon R-4 Parcel (Hoffman Homes) Chairman Sheldon called the Regular Meeting to order at 7:40 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Braiman Mr. Rubin Mr. Charlette Commissioners Absent: Ms. Howard Mr. Rosenston Also Present: Mr. Marc Schwartz , Batler & Schwartz Mr. Bill Talbot, Melvin Simon Assocs. Mr. Ira Rosenberg, Michael Reese HMO Mr. James Truesdell , Hoffman Homes Mr. Paul Leider Mr. Rick Skelton, Asst. Village Attorney Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS - None Town Center PUD Ordinance - Revision Concerning Maintenance of Lots 4 and 5 , Unit 3 Moved by Commissioner Goldspiel , seconded by Commissioner Rubin, that the Plan Commission recommend to the Village Board an amendment of the Town Center Planned Unit Development in the B-5 District approved by Ordinance 86-61 concerning the declaration of covenants, maintenance, and easements for the Village Green Park and adjoining stormwater detention basin to provide that the Village would own and maintain Lots 4 and 5 of Unit 3 , the detention basin and the Rotary Village Green, respectively. Commissioner Goldspiel stated he believes it to be to the advantage of the Village and the development to make these changes. Village of Buffalo Grove-Regular Meeting-August 1 , 1990-Page 1 The vote was as follows: AYES: Goldspiel , Krug, Rhodes, Braiman, Rubin, Charlette NAYES: None ABSENT: Howard, Rosenston The motion carried 6 to 0 . Town Center - Michael Reese HMO Mr. Rosenberg presented a rendering of their proposed building to illustrate how it would blend with the existing retail development. He stated the building will be 11 ,000 sq. ft. , 110 'x100 ' , with the frontage orientation to the northeast so the back of the building will be along the service road entering into the center. Mr. Rosenberg presented and reviewed the landscape plan. He stated they had not received final approval of the plan from Melvin Simon but stated it fits with the general landscaping of the area. Chairman Sheldon noted Mr. Pfeil 's memorandum in which he suggests the driveway for the building which is offset from the Town Place residential area b moved farther from that area, or the building be moved. Mr. Pfeil explained the concern is regarding turning movements causing a conflict and staff feels alignment of the drives would be preferable to being offset as proposed. Commissioner Goldspiel also noted the parking spaces in the front of the building would require backing into the offset driveway area which would pose a problem. Mr. Rosenberg stated they would be agreeable to moving the driveway further from the entryway but would have to work with Melvin Simon regarding acquiring necessary easements. Mr. Schwartz noted Melvin Simon was agreeable to moving the drive farther and the possibility was suggested of having a shared driveway with the tenant of the next parcel as it is developed. Commissioner Goldspiel suggested the alternative of turning the building which Mr. Rosenberg noted was less feasible as it would involve problems for easements. Chairman Sheldon inquired about setbacks as outlined in Mr. Pfeil ' s memorandum. Mr. Pfeil explained the Village Engineer had indicated that 30 mph traffic would have some visibility problems. Mr. Rosenberg noted that with only about 100 ft. from the intersection it would not be likely that traffic would be traveling that fast. He suggested they could move the building closer to Route 83 with the parking spaces on the other side. Mr. Pfeil stated a 25-ft. easement or right-of-way is generally required in commercial districts. Buffalo Grove Plan Commission-Regular Meeting-August 1 , 1990-Page 2 In response to questions from Commissioner Braiman, Mr. Rosenberg noted there will be windows on the side of the building along Route 83 , but none along Pauline, and there would be one service door in the rear by the trash area. He noted they will be raising the brick around the corner of the building and putting in shrubbery to hide the dumpster. Commissioner Braiman also asked if they had done studies relating to the need for a facility of this kind in this area. Mr Rosenberg explained they currently have many Buffalo Grove residents using their current Glenview facility as well as enrolled employer groups with a large number of Buffalo Grove residents. Commissioner Goldspiel noted the Town Center concept was that it be pedestrian oriented and suggested that the entrance, if moved, be integrated into the sidewalk system on Route 83 . He noted if the driveway is moved north they would need pedestrian access to get back to the retail area. Commissioner Rhodes suggested a circular drive drop-off area in the front of the building, however Mr. Rosenberg indicated there was not enough room because of the need to provide sufficient parking spaces. In response to a question from Chairman Sheldon, Mr. Rosenberg stated that following their second phase development, if they needed to expand they would build a new facility. He then briefly explained their projected plans which include phase 2 development after around three years. Mr. Pfeil noted that on much of the office development, the buildings end up with a good deal of asphalt between them and suggested this be taken into account with the need to break up large parking areas with some landscaping. Mr. Pfeil also noted that because these plans are just a reconfiguration of the original office plan for the center, a recommendation could be made in a workshop rather than a public hearing. Mormon R-4 Parcel (Hoffman Homes) , Prairie Road Mr. Truesdell presented a preliminary plan noting an error on Lots 20- 24 , the sizes of which are actually 8 ,875 sq. ft. The average lot size then becomes 11 , 100 sq. ft. He noted of the 45 planned lots only four are at the minimum required size by ordinance. Mr. Truesdell stated they had contacted the Park District and Mr. Rylko had indicated the Park District would seek a cash in lieu of land II donation for the site because the current active park contribution is under one acre and the site is landlocked so there is no opportunity to expand a park in that area. Mr. Truesdell then presented illustrations of the elevations and reviewed them in detail , noting there are six models and three different elevations of each model , so a broad streetscape can be Buffalo Grove Plan Commission-Regular Meeting-August 1 , 1990-Page 3 created and the monotony code easily met. He also presented a section of the plan showing how each home would sit on each lot noting the widest house will fit on more than half of the lots. He noted they have one or two models which could fit on Lot 20. Mr. Truesdell also presented a streetscape drawing showing a scale design of various models and how they fit together as well as the types of separations between buildings. Additionally, for each unit Mr. Truesdell presented an exhibit detailing the total percentage of the lot covered by the home itself. In response to questions in Mr. Pfeil ' s memorandum of July 27, 1990, Mr. Truesdell indicated they had submitted draft language for a tree conservatory covenant to insure that the trees on the easement along Prairie Road will not be removed without approval of the Village Forester, with enforcement rights granted to the Village. With regard to fencing, Mr. Truesdell stated it is their intention to provide a fence in the inside of the landscape easement and the only fence allowed will be a green vinyl chain link fence. He stated the landscape easement pertains only to homes along Prairie Road. He then reviewed the planned plantings for the area along the railroad tracks which is a 20-ft . strip with trees planted to provide appropriate screening. Mr. Truesdell stated homeowners will then have the option of whether to put up a fence. Commissioner Braiman requested details regarding the specific planting plan for that area and indicated his feeling that both plantings for screening and a fence for safety along the railroad side properties are necessary. Commissioner Charlette expressed concern regarding maintenance of the landscaping and fence unless the fence is put on the outside of the trees. Commissioner Goldspiel agreed that fencing is desirable but noted the need to be sensitive to the view from the street as well as from the houses by providing an attractive fence, not board-on-board. He suggested the vinyl-clad chain link provides both security and a view of the landscaping. He also noted there is no real need for noise screening by a wood fence , and a metal fence requires less maintenance than a wood fence. Commissioner Rhodes stated he would rather see the developer put in a common fence for uniformity rather than allowing different types from the homeowners. Mr. Truesdell noted the plan should show an 8-ft . concrete sidewalk instead of an 8-ft . asphalt path. Mr. Truesdell then stated they would be asking for two variations relating to the northerly detention area, one to eliminate the requirement for an underdrain in the basin, and the other to change the required fired side slope from 6 to 1 to 4 to 1 . q P Buffalo Grove Plan Commission-Regular Meeting-August 1 , 1990-Page 4 1 Mr. Leider explained the elimination of the underdrain is based on the fact that the depth of the storm sewer is controlled by the outflow at Port Clinton Road and that is a limited depth. Therefore, with a drain they do not feel there would be sufficient depth to dry up the bottom. A 2% slope could be provided on the bottom and that would route the stormwater around the basin to tie into the storm sewer system being provided as an improvement on the Mormon Church site. This same system is used in the Amberlee subdivision. Commissioner Goldspiel raised the objection to this system because if anyone stepped in the basin it would get dredged up, and as this area is to be used as a small park and it is right next to the Mormon Church recreational area it will get a considerable amount of foot traffic which could prove a problem. Further brief discussion followed on this topic and Mr. Truesdell indicated final engineering plans would be presented at the public hearing. Chairman Sheldon asked if the Police and Fire Departments had provided any comments on the plan. Mr. Pfeil stated the Fire Department had reviewed the plan and commented that they had no problems with it. The Police Department had not provided any comments. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting would be August 15, 1990 , at which Westchester Unit 2 would be discussed and possibly an Illinois Bell maintenance facility. PUBLIC COMMENTS AND QUESTIONS Commissioner Rubin commented on the National Gymnastics Academy situation. STAFF REPORT - None ADJOURNMENT Moved by Commissioner Charlette, seconded by Commissioner Rubin, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 9: 20 P.M. Respec fully Submitted, j V i ROSEMARY AL , Recording Secretary APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission-Regular Meeting-August 1 , 1990-Page 5